# 89 PUTNOE STREET, BEDFORD, MK41 8JB

## Property details

- Slug: `a71050f` (address key hash: `a71050fb4fce6f4a5fb777316bc25d2d553a64b4`)
- Postcode: MK41 8JB
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 93 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £350,000 Feb 2026
- Price per m²: £3,763/m²
- Local average: £350,737 (45 sales)
- Street crime: 171 incidents within 1 mile (May 2026)

## Latest sale

- Price: £350,000
- Date: 2026-02-27
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 08/04/2035
- **Current heating cost:** £1,415/year
- **Est. upgrade cost to C:** £15,500

### Recommendations
- W1 (£800 - £1,200)
- T (£3,000 - £7,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0320-2431-2440-2905-4841)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-27 | £350,000 | Semi-detached | — | £355,338 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29c-d2b4-8922-e063-4804a8c094d0) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 89 PUTNOE STREET, BEDFORD, MK41 8JB | £350,000 | 27/02/2026 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [160714934](http://87.117.209.195:8080/listings/a49bf0f)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £350,000 |
| listed | 2025-04-15 | £350,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 HIGH VIEW, PUTNOE, BEDFORD, MK41 8EP | £360,000 | 27/03/2025 | Semi-detached |
| 2 HIGH VIEW, PUTNOE, BEDFORD, MK41 8ER | £315,000 | 17/02/2025 | Semi-detached |
| 98 PUTNOE STREET, BEDFORD, MK41 8HJ | £340,000 | 14/02/2025 | Semi-detached |
| 122 PUTNOE STREET, BEDFORD, MK41 8HJ | £335,500 | 07/02/2025 | Semi-detached |
| 6 LUDLOW WALK, BEDFORD, MK41 8JG | £270,000 | 24/11/2023 | Semi-detached |
| 39 BOWHILL, BEDFORD, MK41 8EH | £372,000 | 29/09/2023 | Semi-detached |
| 63 BOWHILL, BEDFORD, MK41 8EF | £315,000 | 25/09/2023 | Semi-detached |
| 7 DENBIGH WAY, BEDFORD, MK41 8JQ | £265,000 | 22/09/2023 | Semi-detached |
| 20 MOUNT DRIVE, BEDFORD, MK41 8HX | £315,000 | 11/09/2023 | Semi-detached |
| 159 PUTNOE STREET, BEDFORD, MK41 8JR | £365,000 | 08/09/2023 | Semi-detached |
| 10 CHILLINGHAM GREEN, BEDFORD, MK41 8HT | £275,000 | 21/07/2023 | Semi-detached |
| 28 BELVOIR WALK, BEDFORD, MK41 8LE | £280,000 | 21/07/2023 | Semi-detached |
| 15 PEVENSEY ROAD, BEDFORD, MK41 8HW | £285,000 | 26/05/2023 | Semi-detached |
| 88 ARUNDEL DRIVE, BEDFORD, MK41 8JE | £330,000 | 24/03/2023 | Semi-detached |
| 15 CARISBROOKE WAY, BEDFORD, MK41 8HR | £341,000 | 07/12/2022 | Semi-detached |
| 2 HEATHFIELD, BEDFORD, MK41 8EY | £340,000 | 17/11/2022 | Semi-detached |
| 6 HEATHFIELD, BEDFORD, MK41 8EY | £310,000 | 10/10/2022 | Semi-detached |
| 11 HIGH VIEW, PUTNOE, BEDFORD, MK41 8ER | £400,000 | 27/09/2022 | Semi-detached |
| 90 ARUNDEL DRIVE, BEDFORD, MK41 8JE | £326,000 | 27/09/2022 | Semi-detached |
| 24 MOUNT DRIVE, BEDFORD, MK41 8HX | £350,000 | 22/09/2022 | Semi-detached |

**Area average:** £324,475 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 8.6%
- **10y growth:** 49.1%

## House Price Index (HM Land Registry)

*Official index for Bedford; Semi-detached series; as of April 2026.*

- **1y growth (index):** 5.9%
- **5y growth (index):** 23.5%
- **10y growth (index):** 48.1%

## Rental Range

*ONS Price Index of Private Rents (Bedford). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,051/mo
- **Realistic:** £1,168/mo
- **Optimistic:** £1,285/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Bedford (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Greystoke Walk, MK41 | £1,800/mo | 3 | 0.26 miles | OpenRent |
| 3 Bed Semi-Detached House, Queens Drive, MK41 | £1,900/mo | 3 | 0.3 miles | OpenRent |
| 3 Bed Semi-Detached House, Devizes Avenue, MK41 | £1,500/mo | 3 | 0.38 miles | OpenRent |
| 3 Bed Detached House, Newstead Way, MK41 | £1,650/mo | 3 | 0.53 miles | OpenRent |
| 3 Bed Detached House, Newstead Way, MK41 | £1,700/mo | 3 | 0.53 miles | OpenRent |
| 3 Bed Semi-Detached House, Manor Road, MK41 | £1,650/mo | 3 | 0.58 miles | OpenRent |

**Average rent: £1,700/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £209,375
- **Target investor price (1%):** £167,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,675/mo).*

- **Gross yield:** 5.7%
- **Cost-to-rent:** 17.4×
- **Monthly cashflow:** £104/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.2%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 68 |
| Shoplifting | 33 |
| Anti-social behaviour | 22 |
| Other theft | 11 |
| Vehicle crime | 10 |
| Public order | 9 |
| Other crime | 5 |
| Criminal damage and arson | 4 |
| Robbery | 4 |
| Burglary | 2 |
| Bicycle theft | 1 |
| Drugs | 1 |
| Theft from the person | 1 |
| **Total incidents** | **171** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Putnoe Primary School | Primary | 0.2 miles | Good — 19 Sep 2024 |
| The Hills Academy | Primary | 0.5 miles | Good — 1 Mar 2020 |
| Hazeldene School | Primary | 0.5 miles | Good — 8 Feb 2016 |
| Mark Rutherford School | Secondary | 0.5 miles | Requires improvement — 27 Jul 2023 |
| Goldington Academy | Secondary | 0.7 miles | Good — 17 Mar 2022 |